16574 Westbrook St · Detroit, MI 48219

$80,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 23 Days on market

Built 1944 6,098 sqft lot Est $72k · 11% over

---

Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * * * RARE GEM IN OLD REDFORD/ROSEDALE PARK AREA * * * * * You won't find a better property to add to your portfolio. Perfect for a first time investor or first time home buyer- you're getting into a spacious and quaint property with good bones. Classic 2+1 Detroit brick bungalow. Personal effects not included. Spacious backyard to add a shed or put in patio equipment to add value for your tenants. Property sold AS-IS. The neighborhood has all the essentials nearby with Meijer right around the corner and close to major thoroughfares- Southfield Fwy (M-39), Grand River Av (M-5), Telegraph (US-24), W Outer Drive, and even the Lodge Fwy (M-10) is close by. Close to DMC- Sinai Grace Hospital and Renaissance High School. Bring in your best offer before it's too late!

Key facts

• Spacious backyard
• 6,098 sq ft lot
• Built 1944

Tags

• SPACIOUS BACKYARD
• CLASSIC DETROIT BRICK BUNGALOW
• CLOSE TO MAJOR THOROUGHFARES

Property features AI

Exterior

• Parking: Driveway parking; Basement access (no garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Ground-level entry
• Construction: Brick and wood siding exterior; Block foundation
• Exterior features: Paved road access; Lot approximately 0.14 acre (50 x 120.85)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Detroit Public Schools Community District (urban): math 10% / reading 24% proficiency, ranked #499 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.0%/yr); 305 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 36% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.63% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.71%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $71,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16616 Blackstone St	0.07mi	2/1.0 (-1)	1,102 (+4%)	0mo	$45,000	$41	84
16122 Trinity St	0.21mi	3/2.5	1,152 (+9%)	4mo	$169,900	$147	66
15836 Patton St	0.45mi	3/1.0	1,122 (+6%)	6mo	$42,500	$38	64
17295 Braile St	0.54mi	3/1.0	996 (-6%)	6mo	$75,000	$75	60
22482 W Mcnichols Rd	0.72mi	3/1.5	1,031 (-2%)	2mo	$61,000	$59	59
15411 Lahser Rd	0.67mi	3/2.0	1,025 (-3%)	4mo	$42,000	$41	57
15518 Kentfield St	0.69mi	3/1.5	1,092 (+3%)	4mo	$165,500	$152	56
15757 Dacosta St	0.65mi	3/1.0	960 (-9%)	2mo	$65,000	$68	53
15776 Evergreen Rd	0.75mi	3/1.0	1,122 (+6%)	4mo	$60,000	$53	51
15361 Patton St	0.69mi	3/1.0	950 (-10%)	8mo	$80,000	$84	45
16555 Bramell St	0.74mi	3/1.0	918 (-13%)	3mo	$60,000	$65	42
21145 Santa Clara	0.56mi	3/2.0	1,200 (+14%)	7mo	$167,500	$140	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.09×
• Total profit: $24,507
• Equity at exit: $11,928

10-year hold

• IRR: 35.6%
• Equity multiple: 5.11×
• Total profit: $92,108
• Equity at exit: $6,917

Cash invested: $22,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,303 high
• Mortgage (P&I): −$420
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $480

Break-even live

Break-even rent $695

Max offer price $80,000

Occupancy floor 58%

Sensitivity live

Price	-10% $525	-5% $503	+0% $480	+5% $457	+10% $435
Rent	-10% $377	-5% $428	+0% $480	+5% $531	+10% $583
Rate	-1.0pp $520	-0.5pp $500	base $480	+0.5pp $459	+1.0pp $438

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	0.12mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	0.31mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	12d	1	0.42mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.43mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	25d	2	0.43mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	0.44mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.44mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	0.63mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	0.70mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	0.72mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	0.73mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	5d	1	0.73mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	44d	1	0.74mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	44d	1	0.75mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	25d	1	0.76mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	15d	1	0.78mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	44d	1	0.83mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	44d	1	0.83mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	44d	1	0.85mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	44d	1	0.87mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	0.88mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	17d	1	0.89mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.92mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	25d	1	0.92mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	25d	1	0.93mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	0.96mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	0.97mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	25d	1	0.98mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	0.98mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	1.12mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	44d	1	1.15mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	1.18mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	18d	1	1.25mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	1.29mi
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	17d	1	1.29mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	44d	1	1.29mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	1.32mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	17d	1	1.33mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	1.38mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	1.41mi

Listing history 19 events

1. 2026-06-18
   days on market $80,000 Active 23 DOM
2. 2026-06-17
   days on market $80,000 Active 22 DOM
3. 2026-06-15
   days on market $80,000 Active 20 DOM
4. 2026-06-13
   days on market $80,000 Active 18 DOM
5. 2026-06-13
   days on market $80,000 Active 17 DOM
6. 2026-06-09
   days on market $80,000 Active 14 DOM
7. 2026-06-08
   days on market $80,000 Active 13 DOM
8. 2026-06-07
   days on market $80,000 Active 12 DOM
9. 2026-06-04
   days on market $80,000 Active 9 DOM
10. 2026-06-03
    days on market $80,000 Active 8 DOM
11. 2026-06-02
    days on market $80,000 Active 7 DOM
12. 2026-06-01
    days on market $80,000 Active 6 DOM
13. 2026-05-31
    days on market $80,000 Active 5 DOM
14. 2026-05-26
    listed $80,000 Active

    Show marketing remark (785 chars)

    * * * * * RARE GEM IN OLD REDFORD/ROSEDALE PARK AREA * * * * * You won't find a better property to add to your portfolio. Perfect for a first time investor or first time home buyer- you're getting into a spacious and quaint property with good bones. Classic 2+1 Detroit brick bungalow. Personal effects not included. Spacious backyard to add a shed or put in patio equipment to add value for your tenants. Property sold AS-IS. The neighborhood has all the essentials nearby with Meijer right around the corner and close to major thoroughfares- Southfield Fwy (M-39), Grand River Av (M-5), Telegraph (US-24), W Outer Drive, and even the Lodge Fwy (M-10) is close by. Close to DMC- Sinai Grace Hospital and Renaissance High School. Bring in your best offer before it's too late!

15. 2026-05-26
    listed $80,000 Active 785-char remark

    Show marketing remark (785 chars)

    * * * * * RARE GEM IN OLD REDFORD/ROSEDALE PARK AREA * * * * * You won't find a better property to add to your portfolio. Perfect for a first time investor or first time home buyer- you're getting into a spacious and quaint property with good bones. Classic 2+1 Detroit brick bungalow. Personal effects not included. Spacious backyard to add a shed or put in patio equipment to add value for your tenants. Property sold AS-IS. The neighborhood has all the essentials nearby with Meijer right around the corner and close to major thoroughfares- Southfield Fwy (M-39), Grand River Av (M-5), Telegraph (US-24), W Outer Drive, and even the Lodge Fwy (M-10) is close by. Close to DMC- Sinai Grace Hospital and Renaissance High School. Bring in your best offer before it's too late!

16. 2015-05-30
    historical
17. 2014-10-07
    historical
18. 2014-10-03
    listed $9,000
19. 2014-10-03
    listed $9,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,157 · $96/mo
• Projected year-2 tax: $1,194 · $100/mo
• Expected delta: +$38/yr (+$3/mo · 3.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,633
• − Mortgage interest: −$4,481
• − Property taxes: −$1,157
• − Insurance: −$400
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$2,327
• Taxable income: $4,767
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $4,615/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Detroit Public Schools Community District
• NCES district ID: 2601103
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 6.00%
• Median HH income: $25,815
• Composite: 13.06/100
• National rank: #9564
• State rank: #499 of 540 in MI

Livability — Detroit

• Score: 73/100
• State rank: #218
• US rank: #5427

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+788.9% since first listed

6 events — show timeline

• 2026-05-26 Listed $80,000 REALCOMP
• 2026-05-26 Listed $80,000 MiRealSource-MiMLS
• 2015-05-30 Listing Removed — MiRealSource-MiMLS
• 2014-10-07 Listing Removed — REALCOMP
• 2014-10-03 Listed $9,000 MiRealSource-MiMLS
• 2014-10-03 Listed $9,000 REALCOMP

Property tax history

-1.3%/yr

Latest (2025): $1,157 · -53.9% YoY. Source: county tax records.